REPORT PLANNING JUSTIFICATION
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PLANNING JUSTIFICATION REPORT ZONING BY-LAW AMENDMENT 300 Grange Road City of Guelph Date: May 2021 Prepared for: Fusion Homes Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 540 Bingemans Centre Drive, Suite 200 Kitchener, Ontario T: 519.576.3650 F: 519.576.0121 Our File 1405E
TABLE OF CONTENTS
1.0 INTRODUCTION ............................................................................................................. 3
2.0 CONTEXT........................................................................................................................4
3.0 DEVELOPMENT PROPOSAL AND PROPOSED ZONING................................................8
3.1 Overview of Development Proposal ............................................................................8
3.2 Proposed Zoning By-law Amendment....................................................................... 10
4.0 PLANNING ANALYSIS .................................................................................................. 13
4.1 Provincial Policy Statement (2020)............................................................................ 13
4.1.1 Settlement Areas................................................................................................... 13
4.1.2 Housing ................................................................................................................. 14
4.1.3 Public Spaces, Recreation, Parks, Trails and Open Space ...................................... 14
4.1.4 Sewage, Water and Stormwater ............................................................................ 14
4.1.5 Transportation....................................................................................................... 15
4.2 A Place to Grow: Growth Plan for the Greater Golden Horseshoe ............................. 15
4.2.1 Built-up Area ......................................................................................................... 15
4.2.2 Housing ................................................................................................................. 16
4.3 City of Guelph Official Plan ........................................................................................ 16
4.3.1 Built-up Area ......................................................................................................... 16
4.3.2 Residential Designation ......................................................................................... 18
4.3.3 Urban Design .........................................................................................................22
4.3.4 Transportation.......................................................................................................24
4.3.5 Natural Heritage System ....................................................................................... 27
4.4 City of Guelph Zoning By-law ....................................................................................29
5.0 REVIEW OF TECHNICAL REPORTS............................................................................... 30
5.1 Functional Servicing and Stormwater Management.................................................. 30
5.2 Environmental Site Assessment Report .................................................................... 30
5.3 Transportation Impact Brief ...................................................................................... 31
5.1 Noise Feasibility Study .............................................................................................. 31
6.0 PUBLIC CONSULTATION STRATEGY ........................................................................... 33
7.0 SUMMARY & CONCLUSIONS ....................................................................................... 34
300 Grange Road 1
Planning Justification Report May 2021
LIST OF
FIGURES
Page No.
Figure 1 Location Map 5
Figure 2 Context Map 6
Figure 3 Concept Plan 9
Figure 4 City of Guelph Zoning By-law Schedule 11
A (1995-14864)
Figure 5 City of Guelph Zoning By-law Amendment 12
Figure 6 City of Guelph Official Plan Schedule 1 17
Figure 7 City of Guelph Official Plan Schedule 2 21
Figure 8 City of Guelph Official Plan Schedule 5 25
Figure 9 City of Guelph Official Plan Schedule 9 26
Figure 10 City of Guelph Official Plan Schedule 4B 28
Figure 11 Conceptual Building Elevations 23
300 Grange Road 2
Planning Justification Report May 2021
1.0 INTRODUCTION
MacNaughton Hermsen Britton Clarkson Planning Limited (“MHBC”) has been retained by
Fusion Homes (“the owner”) to coordinate the Zoning By-law Amendment application and
prepare this Planning Justification Report for development of the property municipally known
as 300 Grange Road, in the City of Guelph (“the subject lands”).
The subject lands are currently vacant with an area of 8,854 square metres (0.88 hectares) and
located at the north side of Grange Road in the eastern portion of the City of Guelph.
The proposed development includes the intensification of the site with low density residential
housing types – single detached and townhouses. Two (2) single detached dwellings are
proposed fronting Grange Road, and 21 townhouse units are proposed at the rear of the
property, accessed by a private road with access from Grange Road. A total of 23 new
residential dwelling units are proposed.
The subject lands are located in the Built-up Area and are designated Low Rise Residential in
the City of Guelph Official Plan. This designation permits detached, semi-detached and duplex
dwellings as well as multiple residential buildings, such as townhouses and apartments.
The subject lands are zoned Residential Single Detached (R.1D) and Cluster Townhouse (R.3A)
Zone by the City of Guelph Zoning By-law. The existing zoning permits the use of the lands for
the townhouse and single detached uses. A private access/road is not permitted on lands zoned
R.1D to allow development of the R3.A zone. The Zoning By-law Amendment is required to
permit the private driveway access to the townhouse units through the existing zoning to
facilitate the proposed development. Specifically, the Zoning By-law Amendment seeks to
rezone an 11.5 metre wide section of the subject lands fronting Grange Road from R1.D to R1.D
with exemptions to permit a private road.
This planning report supports the required application and includes:
• An introduction and general description of the subject lands, surrounding uses and
existing conditions, to provide an understanding of the locational and policy context;
• A description of the proposed Zoning By-law Amendment and overview of the
proposed development;
• An assessment of the policy framework in relation to the proposed development and
assessment of consistency with the Provincial Policy Statement and conformity with
the Growth Plan and the City of Guelph Official Plan; and,
• Consideration and integration of recommendations from the supporting studies and
reports.
MHBC has been responsible for the overall coordination of the applications. All required
reports have been prepared and submitted concurrently with the planning applications.
300 Grange Road 3
Planning Justification Report May 2021
2.0 CONTEXT
The subject lands are located in the eastern portion of the City of Guelph in the Grange Hill East
neighbourhood. The subject lands are located on the north side of Grange Road. Downtown
Guelph is located approximately 2.0 kilometers to the west of the subject lands, Victoria Road
North is approximately 500 metres to the west and Highway 7 is located approximately 1.0
kilometer south of the subject lands. The location of the subject lands is shown on Figure 1.
The subject lands are a single property with a total area of 8,854 square metres (0.88 hectares).
The property is currently vacant with frontage on Grange Road. The subject lands are generally
flat with at treed portion at the southern edge fronting Grange Road.
The subject lands are located in an existing neighbourhood with excellent access to existing
transportation networks, including:
• Grange Road and Victoria Road which are arterial roads and Auden Road, Hadati Road
and Starwood Drive which are collector roads;
• The existing interconnected trail network through the City; and
• Route 14 (Grange), is an existing Guelph Transit route that services the lot with a stop
directly in front of the property on Grange Road.
The surrounding area is characterized by a range of low-rise residential development, generally
comprised of single-detached and semi-detached dwellings, townhouses and low-rise
apartments. The residential neighbourhood is complemented by community facilities and
neighbourhood commercial-type uses. The surrounding context is described in detail below and
illustrated on Figure 2 to this report.
NORTH: Adjacent to the subject lands are single detached dwellings with frontage on
Chesterton Lane. The lands to the north east and are occupied by a mix of
single detached dwellings and semi-detached dwellings, and lands to the
northwest are occupied by single detached dwellings with a small commercial
property on Hadati Road, bordered by Upton Crescent and Leacock Avenue.
EAST: Town houses and single detached dwellings on Kemp Crescent are located to
the east of the subject lands. Further south, on Raspberry Lane, a mix of single
detached and semi-detached dwellings are the predominant land uses.
SOUTH: Residential development, generally comprised of single-detached dwellings are
located to the east of the subject lands along Grange Road and Bradson Drive.
Further to the south east on Oaks Crescent, there is a mix of semi-detached and
single detached dwellings. Towards the south west of the subject lands,
Schroder Crescent is occupied by Townhouses with the most southern units
backing onto a park area.
WEST: Immediately west of the property is park space surrounding the Hadit Creek
which runs parallel to the subject property and forms part of the City’s trail
300 Grange Road 4
Planning Justification Report May 2021
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system. Adjacent to this park land are single detached dwellings fronting
Auden Road and Magdalene Drive. Further west of the subject lands and
fronting Grange Road is a large Institutional block occupied by the St. James
Sports field.
St James Catholic School is located to the north west of the open sports fields.
A large commercial block is also located to the south west of the subject lands,
at the intersection of Grange Road and Victoria Road North.
In summary, the subject lands are well located in a residential area comprised of a range of
residential building types and densities and complemented with community facilities, including
institutional and commercial uses. The subject lands are well connected to the arterial and
collector road network, existing public transit and existing and planned active transit
infrastructure.
300 Grange Road 7
Planning Justification Report May 2021
3.0 DEVELOPMENT
PROPOSAL AND
PROPOSED ZONING
3.1 Overview of Development Proposal
The development proposal includes the construction of 23 new residential units made up of 2
single detached dwellings and 21 cluster townhouses. The overall density for the proposed
development is 26 units per hectare.
The proposed development is illustrated on the concept plan included as Figure 3 to this Report
and is described as follows:
• Two single-detached dwellings along Grange Road. In accordance with the frontage
definition under Section 3 of the City of Guelph Zoning By-law, the frontage of both lots
measured at the front yard setback is 9.o metres and both lots will have a depth of 32
metres.
• A cluster townhouse development comprised of 21 units in three blocks ranging in size
from six to eight units.
• Vehicular access is provided to the townhouse component from a private road from
Grange Road.
• Common amenity area is located internal to the townhouse component at the north-
west end of the property.
• Internal sidewalks are also provided along the condominium driveway providing
pedestrian access to Grange Road.
The development is proposed to be serviced by municipal water and sanitary servicing off of
Grange Road, and storm servicing will be accessed from municipal infrastructure under the
Laura Baily memorial Trail.
The proposed development has been designed to be compatible with existing development,
including the single detached dwellings abutting the east property line and the Hadati Creek
abutting the west property line. The proposed townhouse development is a low-density form of
development which incorporates sufficient setbacks to allow for appropriate landscaping and
buffering to existing development and the Hadati Creek in order to provide a smooth transition
and mitigate any potential environmental or nuisance impacts.
300 Grange Road 8
Planning Justification Report May 2021
Figure 3:
Concept Plan
300 Grange Rd
City of Guelph
LEGEND:
Subject Lands
Property Area: ± 8,854.76m² (0.88ha)
Residential Townhouse (R.3A) Zone
Required (min) Provided
Lot Area 800 m² 8,854.76 m² (0.88ha)
Units N/A 21 + 2 singles
Lot Width 18.0 m 11.5 m
6.0
6.0
6.0
6.0
Front Yard 6.0 m 65.0 m
COMMON Side Yard 3.0 m 3.0 m
AMENITY AREA
6.0
Half of building height
Rear Yard 6.0 m / 3.0 m
3.0 (min 3.0 m)
Lot
30% 2,022 m² (22.8%)
Coverage
Cluster Town
6.0
6.0
37.5 dwellings /ha 24 dwellings/ ha
Max Density
3.5 2.0m CONCRETE SIDEWALK HAGAN AVE Stacked Town (26/ ha including singles)
2.0 60 dwellings/ ha
151m Road Length
7.0
Distance
Between 15.0 m / 3.0 m side 6.0 m
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3
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47 TOTAL
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26
GRANGE RD
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5P :It is the intention that lots for the single-detached dwellings will be created through future
consent applications. Future Plan of Condominium and Site Plan approval applications will be
required for the townhouse component of the proposed development.
3.2 Proposed Zoning By-law Amendment
The City of Guelph Zoning By-law zones the subject lands Residential Single Detached (R.1D)
and Cluster Townhouse (R.3A)(Figure 4).
The layout and built form of the proposed development complies with the design regulations
(i.e., setbacks) of the R.1D zone and R.3A.
The Zoning by-law Amendment is required to provide a private road through the R.1D zoned
area to the R3.A area in order to provide access to the R.3A zone at the rear of the lot. The
proposed Zoning By-law Amendment seeks to rezone an 11.5 metre wide section of the lot
fronting Grange Road from R.1D to R.1D with exceptions, in order to allow a private road off of
Grange Road and to permit a reduced lot frontage. The proposed zoning is illustrated on
Figure 5
A rationale for zoning by-law amendment and site specific standards is set out at Section 6.4 of
this report.
300 Grange Road 10
Planning Justification Report May 2021LEGEND DATE: March, 2021
Figure 4:
City of Guelph Zoning Subject Lands
north
SCALE: NTS
By-law Schedule 'A'
FILE: 1405E
(1995-14864)
DRAWN: GC
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PLANNING
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Figure 5:
City of Guelph Zoning Subject Lands
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SCALE: NTS
By-law Amendment
FILE: 1405E
Lands to to be re-zoned from
Residential Single Detached (R.1D) to
DRAWN: GC
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ANALYSIS
The following is a review of the applicable land use policy framework related to the subject site,
and how the proposal has met or will meet policy considerations.
4.1 Provincial Policy Statement (2020)
The Provincial Policy Statement (2020) (the “PPS”) applies to planning decisions made on or
after May 1, 2020. As a result, the 2020 PPS is applicable to the proposed development.
The PPS outlines policy for Ontario’s long term prosperity, economic health, and social well-
being. These directives depend on the efficient use of land and development patterns that
support strong, sustainable, and resilient communities that protect the environment and public
health and safety, and facilitate economic growth. One of the key considerations of the PPS is
that planning decisions “shall be consistent with” the Policy Statement. The following is an
analysis of the proposal development in the context of the policies in the PPS.
4.1.1 Settlement Areas
Policy 1.1.3.1 of the PPS states that Settlement Areas shall be the focus for growth and
development. Settlement areas are urban areas and rural settlement areas within a
municipality that are built-up areas where development is concentrated and which have a mix
of land uses or lands which have been designated in an official plan for development of the long
term planning horizon (25 years). The subject lands are located within the Built-up Area of City
of Guelph and are designated for residential uses. Accordingly, the subject lands are located
within a settlement area.
Land use patterns within settlement areas shall be based on a density and mix of uses which:
efficiently use land and resources; are appropriate for, and efficiently use, the infrastructure and
public service facilities which are planned or available, and avoid the need for their unjustified
and/or uneconomical expansion; minimize negative impacts to air quality and climate change,
and promote energy efficiency; prepare for the impacts of a changing climate; support active
transportation; are transit-supportive, where transit is planned, exists or may be developed;
and, are freight supportive (Policy 1.1.3.2).
Further, Policy 1.1.3.6 requires that new development taking place in designated growth areas
should occur adjacent to the existing built-up area and should have a compact form, mix of uses
and densities that allow for the efficient use of land, infrastructure and public service facilities.
300 Grange Road 13
Planning Justification Report May 2021The proposed development has been designed with a mix of low rise residential uses, including
single detached dwellings and cluster townhouses. The development represents the efficient
use of land as it will result in the infill of an underutilized parcel of land in the built-up area. The
subject lands are located within an existing area of the City of Guelph and will effectively utilize
existing infrastructure, including servicing and transportation infrastructure. They are also
well-located in terms of community facilities and will make efficient use of these services. The
proposed development will utilize existing transit and active transportation infrastructure
within the community, including existing bus routes and the existing city trail network.
4.1.2 Housing
Policy 1.4.3 of the PPS provides that planning authorities shall provide for an appropriate range
and mix of housing options and densities to meet projected market-based and affordable
housing needs of current and future residents.
The proposed development represents intensification of vacant lands in a compact form of
development which will utilize existing infrastructure. The proposal will result in the
development of lands within a built-up area where infrastructure and public services are
available as well as where active transportation and transit systems exist. The proposed
development includes a range of housing types which will contribute to the provision of
housing options in the community which will help meet the social, health, economic and well-
being requirements of current and future residents. Matters related to public health and safety
have been considered in the design of the proposed development.
4.1.3 Public Spaces, Recreation, Parks, Trails and Open
Space
Policy 1.5.1 of the PPS states that healthy, active communities should be promoted by:
planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster
social interaction and facilitate active transportation and community connectivity
The townhouse component of the proposed development includes sidewalks which will
connect to the existing sidewalk infrastructure along Grange Road. The townhouse component
also includes a private amenity area what will allow opportunities for social interaction. The
proposed single detached dwellings fronting Grange Road will benefit from immediate access
to the existing public street. Matters related to the detailed design of the proposed private
road and sidewalk network will be addressed through the site plan process.
4.1.4 Sewage, Water and Stormwater
As per policy 1.6.6.2 of the PPS, municipal sewage services and municipal water services are the
preferred form of servicing for settlement areas. The Functional Servicing and Stormwater
Management Report prepared in support of the proposed development assesses the feasibility
of servicing the subject lands and concludes that the proposed development can be adequately
serviced through connections to existing infrastructure.
300 Grange Road 14
Planning Justification Report May 20214.1.5 Transportation
Policy 1.6.7 of the PPS provides that transportation systems should be provided which are safe,
energy efficient, facilitate the movement of people and goods and are appropriate to address
projected needs. Land use patterns, density and mix of uses should be promoted that minimize
the length of vehicle trips and support current and future use of transit and active
transportation.
The proposed redevelopment will be appropriately connected to the existing road network. The
single detached dwellings will have driveway access to Grange Road and the townhouse
component will be accessed via a private road connecting to Grange Road. The proposed
development contains sidewalks through the site in order to incorporate pedestrian
connectivity to the existing sidewalk network on Grange Road and to nearby transit options.
Additionally, 300 Grange Road is located in close proximity to a variety of commercial and
institutional uses, which will help minimize the length of vehicle trips. The subject lands are well
served by and integrated with the existing transportation network.
Based on the above, the proposed Zoning By-law Amendment is consistent with the
policies of the Provincial Policy Statement.
4.2 A Place to Grow: Growth Plan for the
Greater Golden Horseshoe
The 2020 A Place to Grow – Growth Plan for the Greater Golden Horseshoe (‘A Place to Grow’)
came into effect on August 28, 2020. This Plan is the framework for implementing the
Provincial Government’s initiative to plan for growth and development in a way that supports
the economic prosperity, protects the environment, and helps communities achieve a high
quality of life.
Policy 1.2.1 of A Place to Grow sets out the guiding principles of the Plan. These principles
include: supporting the achievement of complete communities that are designed to support
healthy and active living and meet the needs of daily living; prioritizing intensification and
higher densities to make efficient use of land and infrastructure and support transit viability;
supporting a range and mix of housing options; improving the integration of land use planning
with planning and investment in infrastructure and public service facilities and providing for
different approaches to manage growth that recognize the diversity of communities in the
Greater Golden Horseshoe.
4.2.1 Built-up Area
The subject lands are located within the Built-up Area, as delineated in the City of Guelph
Official Plan. In accordance with policy 2.2.2 of A Place to Grow, a minimum of 50 percent of all
residential development occurring annually within the City of Guelph will be within the Built-up
Area. It is noted, that this intensification target will apply following the City’s next municipal
comprehensive review (currently underway). Until the next municipal comprehensive review is
approved and in effect, the annual minimum intensification target is that contained in the City
of Guelph Official Plan, discussed at Section 6.3 of this report.
300 Grange Road 15
Planning Justification Report May 2021In accordance with Policy 2.2.2.3, it is a policy to encourage intensification generally,
throughout the built-up area; ensure lands are zoned and development is designed in a manner
that supports the achievement of complete communities; and, be implemented through official
plan policies and designations zoning and other supporting documents.
The subject lands are located within the delineated built-up area on lands designated for
residential development. The proposed development will result in intensification, through the
infill and development of an existing vacant property. It will support the achievement of
complete communities through the introduction of a range of unit types including single-
detached dwellings and townhouse dwelling units. The subject lands are located in an area with
existing public transit and convenient access to public service facilities.
4.2.2 Housing
Section 2.2.6 of the Growth Plan provides policies to support the achievement of complete
communities. Specifically, Section 2.2.6.2 states that municipalities will support the
development of complete communities by: planning to accommodate forecasted growth to the
horizon of this Plan; planning to achieve the minimum intensification target and density
targets; considering the range and mix of housing options and densities of the existing housing
stock; and planning to diversify the overall housing stock across the municipality.
The proposed redevelopment will assist the City of Guelph in achieving the minimum
intensification target set out in the Growth Plan through the infilling of the subject lands with a
new residential development. The proposed single-detached and townhouse dwellings
contribute to the range and mix of housing options in the City while maintaining compatibility
with the surrounding built neighbourhood, through the placement of single detached dwellings
fronting Grange Road, and townhouses located behind the single detached dwellings. The
proposed development will make use of and support existing and planned transportation
options, including public and active transit, and non-residential uses located within the
community.
Based on the above, it is concluded that the proposed Zoning By-law Amendment
conforms to the policies of A Place to Grow.
4.3 City of Guelph Official Plan
The City of Guelph Official Plan (the “Official Plan”) was adopted by Council on November 1,
1994 and approved by the Minister of Municipal Affairs on December 20, 1995. It has since
been comprehensively amended.
4.3.1 Built-up Area
The subject lands are located within the built-up area of the City of Guelph on Schedule 1 of the
Official Plan (Figure 6). The built-up area has been delineated in accordance with the Growth
Plan. Section 3.7.1 of the Official Plan provides that significant portions of new residential and
employment growth will be accommodated within the built-up area through intensification, in
order to achieve the intensification targets of the Official Plan.
300 Grange Road 16
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Figure 6: LEGEND
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5 :PThe proposed development represents intensification within the built-up area and addresses
the general intensification policies of the Official Plan, set out at Section 3.7.3, for the following
reasons:
• The proposed development will contribute to the intensification target of the Official
Plan which requires a minimum of 40% of all annual residential development will occur
within the built-up area.
• The proposed development represents the infilling of a vacant lot.
• Townhouse and single-detached dwellings are proposed for the subject lands which will
contribute to the range and mix of housing within the community.
• The density proposed is consistent with the properties official plan and zoning
designation and is consistent with the density present in the surrounding area.
• The proposed single-detached dwellings fronting Grange Road will serve as a transition
of built form from the surrounding community to the higher density townhouse
component.
• The proposed development has been designed to achieve a high quality of urban design
• The subject lands are well-located with respect to existing transit stops and active
transit infrastructure. The proposed development will support transit and walking
through appropriate connections to existing sidewalks, trails and transit stops.
Based on the foregoing, the proposed development represents appropriate intensification
within the built-up area that will contribute to the City’s intensification target,
4.3.2 Residential Designation
The subject lands are designated Low Density Residential on Schedule 2: Land Use Plan of the
Official Plan (Figure 7).
Section 9.3.2.1. of the Official Plan provides that the Low Density Residential Designation
permits detached, semi-detached and duplex dwellings; and multiple unit residential buildings,
such as townhouses and apartments. The maximum building height is three (3) storeys and the
maximum net density is 35 units per hectare. The proposed single detached and townhouse
dwellings are to be two storeys in height and the density proposed is 26 units per hectare.
Section 9.3.1.1 of the Official Plan contains development criteria for multi-unit residential
buildings and intensification projects. These criteria are intended to be used to assess
development proposals for multi-unit residential development within all residential
designations and for intensification proposals within existing residential neighbourhoods.
Table X below provides an assessment of how these policies have been addressed:
TABLE 3. MULTI-UNIT RESIDENTIAL & INTENSIFICATION DEVELOPMENT CRITERIA
Building form, scale, height, setbacks, The proposed development has been
massing, appearance and siting are designed to be compatible with the
compatible in design, character and surrounding neighbourhood. The building
orientation with buildings in the immediate forms proposed are consistent with those
vicinity found on neighbouring lots, the majority of
which are also made up of two storey single
detached dwellings and townhouses.
300 Grange Road 18
Planning Justification Report May 2021Additional compatibility measures will be
addressed at the detailed design stage.
Proposals for residential lot infill will be The proposed lot frontages for single-
compatible with the general frontage of lots detached dwellings are consistent with the
in the immediate vicinity. lot frontages in the surrounding
neighbourhood, specifically fronting Grange
Road and Auden Road.
The residential development can be The subject lands are well located with
adequately served by local convenience and respect to trails, parks, recreation facilities
neighbourhood shopping facilities, schools, and public transit. Surrounding uses can
trails, parks, recreation facilities and public accommodate the proposed development.
transit.
Vehicular traffic generated from the The proposed development includes a
proposed development will not have an maximum of 23 units. The resulting
unacceptable impact on the planned function vehicular traffic is not expected to have an
of the adjacent roads and intersections impact on adjacent roads or intersections.
Vehicular access, parking and circulation can Vehicular access for the townhouse
be adequately provided and impacts component will be accommodated by a
mitigated. private road. The driveway has been
positioned such that it is not adjacent to any
existing development, thereby minimizing
potential impacts.
That adequate municipal infrastructure, As confirmed through the findings of the
services and amenity areas for residents can Functional Servicing and Stormwater
be provided Management Report, the proposed
development can be adequately serviced
through connections to existing
infrastructure.
Amenity area for residents has been
accommodated in rear yards for the single
detached and townhouse units as well as an
amenity area that is proposed internal to the
townhouse component.
Surface parking and driveways shall be The proposal includes only a small surface
minimized parking area with five spaces. Parking is
otherwise provided in driveway/garage
spaces for both the townhouse and single-
detached units.
Development shall extend, establish or The proposed development does not include
reinforce a publicly accessible street grid any new public streets.
network to ensure appropriate connectivity Pedestrian, cyclist and vehicular connectivity
for pedestrians, cyclist and vehicular traffic, for the proposed townhomes is
where applicable. accommodate via a sidewalk and internal
private road. The single detached dwellings
will have frontage on Grange Road, an
existing municipal road with sidewalks.
Impacts on adjacent properties are The Functional Servicing and Stormwater
minimized in relation to grading, drainage, Management Report filed in support of the
300 Grange Road 19
Planning Justification Report May 2021location of service areas and microclimatic proposed development includes a grading
conditions, such as wind and shadowing. plan designed to ensure there will be no
adverse impacts on adjacent properties.
The proposed development can be
adequately serviced through existing
municipal infrastructure and therefore no
impacts are anticipated on adjacent
properties.
The maximum height of the proposed
buildings is two storeys. Therefore, there will
be no microclimatic conditions on adjacent
properties.
The proposed development will have a
vegetative buffer along the side and rear lot
lines, minimizing the impacts of the
development on neighbouring residential
land uses, and the neighbouring Hadati
Creek and city trail.
The development addresses public safety, Matters related to public safety, including
identified public views and accessibility to site lighting and fire routes will be addressed
open space, parks, trails and the Natural at the site plan stage.
Heritage System, where applicable.
The proposed development will not impact
accessibility to open space, parks, trails or
the Natural Heritage System.
The conservation and integration of cultural Not applicable. There are no identified
heritage resources, including identified key cultural heritage resources on the subject
public views can be achieved subject to the lands or within the immediate vicinity.
provisions of the Cultural Heritage Resources
Section of this Plan.
Based on the foregoing, the proposed development adequately addresses the development
criteria for multi-unit residential buildings and intensification projects established in the Official
Plan.
300 Grange Road 20
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Figure 7: LEGEND
City of Guelph Official Subject Lands
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5 :P4.3.3 Urban Design Section 8 of the Official Plan contains detailed Urban Design policies which apply to all development in the City. Key urban design objectives set out in the Official Plan include encouraging diverse opportunities for living, working, learning and playing, and building compact neighbourhoods that efficiently utilize existing infrastructure and encourage active transportation. Additionally, it is an object of the Official Plan to ensure that the built environment respects the character of existing neighbourhoods and achieves compatibility, accessibility and encourages personal security and sustainability. A conceptual image of the proposed townhouse units is included as Figure 11. The proposed development is comprised of two single detached dwellings fronting Grange Road, and 21 townhouse dwellings located interior to the site, with frontage on a private road. The detailed design of the proposed Townhouse development will be established through the Site Plan process. General Design Considerations The proposed development represents the infilling of a vacant site in the built-up area in a neighbourhood which is comprised or a range of low-rise built forms, including single- detached, semi-detached, townhouse, and low-rise apartment buildings. The proposed development has been designed to complement the visual character and architectural/building materials found in this area through the incorporation of single-detached dwellings along Grange Road. Design Considerations – Townhouse Units The Townhouse component of the site is located towards the rear of the property in order to maintain a consistent built form of single detached dwellings fronting Grange Road. Access to the townhouses will be provided by a private access/road from Grange Road. The private access/road will respect the character of the surrounding neighbourhood and will have a similar appearance and function to neighbouring local roads including Bradson drive and Kemp Crescent. Additionally, other Townhouses in the area are located on local roads, rather than fronting Grange Road, and the private access/road will help maintain this character. The private access/road will also include a two metre sidewalk to provide a direct pedestrian connection to Grange Road. Townhouse units will be arranged in blocks of six to eight units, with independent entrances and attached garages. Each unit will have a private amenity space located at the rear of the unit, accessed from inside the dwelling. Additionally, a common amenity space will be established at the rear of the site, providing a large outdoor space to be shared by all residents of the development. The common amendity space at the rear of the site will be accessed by the site’s internal sidewalk network. The north, west and south property lines will include a vegetated buffer to provide privacy between the townhouse amenity areas, common amenity area and neighbouring lots. The proposed development has been designed in consideration of good urban design principles and the policies of the Official Plan, specifically, section 8.5 Built Form: Low Rise Residential Forms. The proposed townhouse units and single detached dwellings will be designed to complement the visual character and building materials of the surrounding neighbourhood. 300 Grange Road 22 Planning Justification Report May 2021
DATE: March, 2021
Figure 11:
Conceptual Building
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5 :PThe Townhouses are proposed to be constructed with a peaked roof, to complement
surrounding dwellings and are proposed to utilize materials such as stone, wood and siding
which are all utilized on the surrounding residential built form. The Townhouses are proposed
to be constructed with a consistent setback from the road and are designed with a prominent
entrance and front porch to encourage social interaction and establish human scale streets.
Parking for each unit is proposed to be located within each unit’s attached garage. An
additional parking space per unit will be provided on the driveway of each unit. The proposed
garages will not project beyond the front porch of each dwelling and will help limit surface
parking on the property by providing a parking space within the garage of each unit. Five
surface parking spaces are proposed to provide visitor parking on site including an accessible
parking space. By limiting surface parking on site, the development will be able to achieve a
comfortable pedestrian scale and inviting public realm.
Detailed design measures such as lighting and landscaping will be addressed at the site plan
stage for the townhouse component of the proposed development.
Design Considerations – Single Detached Units
The proposed single detached dwellings are not directly affected by the subject Zoning By-law
Amendment Application, and the design of these units will be established later in the land use
planning approvals process. With that said, the single detached dwellings will be designed in
accordance with neighboring single detached dwellings fronting Grange Road. Neighbouring
properties fronting Grange Road are also composed of Single detached dwellings and the
proposed development will efficiently utilize the areas existing public transit and active
transportation routes.
4.3.4 Transportation
Section 5 of the Official Plan provides that the City’s transportation system will be designed to
serve the existing and proposed land use pattern and facilitate efficient, safe, convenient and
energy efficient movement throughout the City.
The subject lands are well-located with respect to the City’s existing road network and have
convenient access to the existing network of arterial (Grange Road and Victoria Road) and
collector roads (Auden Road, Hadati Road and Starwood Drive). The relationship of the subject
lands to the integrated transportation network is shown on Figure 8 to this report.
The subject lands also have excellent access to the City’s Trail Network identified on Schedule 6
of the Official Plan (Figure 9). The Laura Baily memorial Trail runs parallel to the property on
the western abutting lot. The Laura Baily Memorial Trail follows the Hadati creek, running to
the north and south of the subject property and providing trail connections to local parks and
other trails in the City. Further, the proposed development will be efficiently connected to the
City’s existing sidewalk network. The proposed single detached dwellings will front onto
Grange Road which has existing sidewalks and the townhouse component will feature an
internal sidewalk connected to Grange Road.
There are existing public transit facilities located in close proximity to the subject lands. Most
importantly, Route 14 (Grange), services the lot with a stop directly in front of the property on
300 Grange Road 24
Planning Justification Report May 2021DATE: March, 2021
Figure 8: LEGEND
City of Guelph Official Subject Lands
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Plan- Schedule 5:
Road & Rail Network FILE: 1405E
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5 :PDATE: March, 2021
Figure 9: LEGEND
City of Guelph Official Subject Lands
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Open Space System: FILE: 1405E
Trail Network
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5 :PGrange Road. Route 17/18 (Woodlawn Watson/Watson Woodlawn) runs along Watson Parkway
North including a stop at the intersection of Watson Parkway North and Grange Road. This stop
also services Route 14 and would allow connections to the southern side of the City, whereas
route 14 provides access to Downtown Guelph and connections to other Guelph Transit routes
at Guelph Central Station.
The proposed development will take advantage of the existing transportation networks
surrounding the subject lands and will not require the expansion of any facilities or the creation
of new infrastructure. In accordance with Section 5.1.3 of the Official Plan, the proposed
development will not result in any undue financial burden on the City as no upgrades to existing
transportation infrastructure will be required as a result of the proposed development.
The proposed development has been designed in consideration of the Transportation Demand
Management (TDM) measures of the Official Plan as set out at Section 5.3. The townhouse
component of the proposed development includes provisions for active transportation as a
sidewalk has been provided that is connected to the existing sidewalk on Grange Road within
close proximity of an existing bus stop..
The proposed private road is require to provide access to the cluster townhouse development
located at the rear of the site. Based on the site’s size and the scale of development proposed, a
municipal road would not be an efficient use of the City’s transportation infrastructure system
and a private road maintained through a condominium corporation is a more appropriate form
of site access. The proposed private road is designed to allow unrestricted public access to the
pedestrian and vehicular component of the private road network off of Grange Road.
Based on the foregoing, the proposed development will benefit from proximity to existing
transportation networks and has been designed to support the TDM objectives of the Official
Plan.
4.3.5 Natural Heritage System
Section 4.1 of the Official Plan identifies the importance of maintaining and protecting the
city’s natural heritage features and areas in order to maintain local biological, hydrological and
geological diversity, ecological functions, connectivity, support viable populations of
indigenous species, and sustain local biodiversity.
The subject lands are located on the east side of the Hadati creek, which forms part of the City’s
Natural heritage System, as identified on Schedule 4B of the Official Plan (Figure 10). Schedule
4B of the Official Plan also identifies the Hadati Creek as Cool Water Fish Habitat (Figure 10).
Table 4.1 of the Official Plan identifies lands within 120 metres of a cold/cool water fish habitat
as Adjacent, and 300 Grange Road falls within this 120 metre distance. Section 4.1.1 of the
Official Plan requires that an Environmental Impact Study or Environmental Assessment be
completed on lands adjacent to natural heritage features in order to assess the impacts of new
development and to establish appropriate setbacks to ensure that the development does not
result in any negative impacts on the natural heritage feature. Phase I and II Environmental Site
Assessments were conducted on the subject lands and concluded that only a small section of
the site had elevated levels of soil contaminants. Due to the elevated levels of soil
contaminants on the southern portion of the site, supplemental soil quality investigation will
need to be conducted on the southern portion of the site prior to future construction works.
300 Grange Road 27
Planning Justification Report May 2021DATE: March, 2021
Figure 10: LEGEND
City of Guelph Official Subject Lands
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5 :PFurther information about the Environmental Assessment can be found in section 6.2. An
appropriate buffer to the adjacent natural heritage feature will be established through an
Environmental Impact Study, to be completed as part of a subsequent site plan application.
The proposed zoning by-law amendment does not have any direct impact on the adjacent
natural area and an appropriate buffer will be determined prior to the development of the
property. Therefore, the proposed zoning by-law amendment is consistent with the policies of
section 4.1.3.1.1. and 4.1.4.1.2. of the Official Plan.
4.4 City of Guelph Zoning By-law
As set out in Section 4.0 of this report, the subject lands are currently zoned Residential Single
Detached (R.1D) and Residential Townhouse (R.3A). The lands are proposed to be re-zoned to
the Residential Single Detached Zone with exceptions (R.1D-XX) to add a private access/road as
a permitted use. The proposed rezoning will facilitate the development of the R.3A zoned
section of the property with cluster townhouses.
The proposed rezoning application will facilitate the development of a vacant piece of land,
zoned R.3A. The subject lands are currently split into two zones, with the lands zoned R.1D
fronting Grange Road, and the remaining rear section of the lot zoned R.3A.
• The R.3A zoned section of the lot allows a private access/road through the policies of
section 3 of the zoning by-law (definitions) where a cluster Townhouse is not required
to have frontage on a public street.
• The R.1D zone only permits uses that require frontage on a public road, therefore a
zoning by-law amendment is required to allow a private road on lands zoned R.1D.
The proposed zoning by-law amendment will maintain the majority of the existing R.1D zoned
lands fronting Grange Road, and will re-zone a 11.5 m wide section of frontage on Grange Road
to the R.1D-XX zone to create a connection to the existing R.3A zoned section of the property.
The proposed rezoning will retain two R.1D zoned lots, each with frontages of 9.0 metres for
the construction of two single detached dwellings.
The proposed 11.5 metre wide section of lands to be rezoned is large enough to accommodate
a private access/road designed in accordance with the City’s Site Plan Approval Procedures and
Guidelines requirements for Access Design. The proposed zoning by-law amendment on the
subject lands is consistent with the intent of the zoning by-law and will facilitate the
development of the property’s R.3A and R.1D zoned lands in accordance with each zones
provisions and without any further amendments.
Based on the foregoing, the proposed Zoning By-law Amendment and site specific
regulations are considered to be appropriate for the efficient development of the subject
lands and conform to the Official Plan.
300 Grange Road 29
Planning Justification Report May 20215.0 REVIEW OF
TECHNICAL REPORTS
5.1 Functional Servicing and Stormwater
Management
The Function Servicing and Stormwater Management Report (FSR & SWMR) dated March 19,
2021 and prepared by MTE Consultants Inc. (MTE), reviewed the subject land’s opportunities
and constraints relating to servicing, grading and stormwater management, and demonstrated
the functional serviceability of the property for the proposed development of three residential
townhouse blocks, two single detached lots, a private access/road and landscaped area.
The conclusions and recommendations contained in the FSR & SWMR demonstrate that the
proposed residential development can be accommodated by the existing local infrastructure,
specifically:
• The proposed grading design will respect the existing grades along the property lines.
• Existing Municipal infrastructure for water is available along Grange Road and an
extension will be constructed along the private access/road.
• The on-site storm sewer system will connect to the existing municipal storm sewer
infrastructure available under the existing municipal trail south west of the site
• A 25m extension of the municipal infrastructure for sanitary will be constructed within
the right-of-way of Grange Road in order to connect to the existing municipal
infrastructure at the intersection of Grange Road and Hagden Avenue.
• The City of Guelph’s SWM criteria can be satisfied with the implementation of an onsite
Oil Grit Separator unit. No quality controls are required through the implementation of
an infiltration gallery, and there will be a net gain in annual infiltration over the site’s
pre-development conditions.
5.2 Environmental Site Assessment Report
A Phase I and Phase II Environmental Site Assessment (ESA) was conducted on the subject
lands. Both Phase I and II ESAs were conducted by MTE Consultants and dated January 14,
2021. The Phase I ESA concluded that there was no evidence of contamination in connection
with the site or surrounding properties; however, two environmental concerns were identified
including the importation of fill of unknown quality and potential historic pesticide use. Based
on the results of the Phase I ESA, a Phase II ESA was recommended.
300 Grange Road 30
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